Common Mistakes When Filing Property Tax Protests in Texas

Filing a property tax protest is one way to reduce that burden, but the process can be tricky. And let’s be honest, mistakes can happen, especially if you’ve never gone through the process before.

In this guide, we’ll walk you through how to gather evidence, present your case, and avoid some common mistakes that can cost you a chance at lowering your tax bill. 

How to Assemble Evidence for Your Property Tax Protest

If you want to successfully challenge your property tax assessment, assembling strong evidence is key. Think of it like this: your goal is to show that the appraised value of your home is too high. So, how do you prove it?

1. Comparable Sales (Comps)

Look for similar properties (also known as “comps”) in your area that have sold recently but for less than your home’s assessed value. These should be homes that are close in size, age, and condition to yours.

Pro Tip: Use websites like Zillow, Redfin, or even your County Appraisal District's (CAD) data to gather these numbers. You want properties that sold within the last 6 to 12 months.

2. Home Condition Reports

If your home has any wear and tear, damage, or hasn't been updated in years, this can impact its market value. Take pictures, get repair estimates, and document any issues that might lower the value of your home.

3. Appraisal Report

If you’ve had an independent appraisal done on your property in the last year or so, this can be excellent evidence. Just make sure the appraisal report reflects your home’s current market value and not its value after upgrades or repairs.

How to Present Your Case

Now that you have your evidence, it’s time to put together a compelling argument. Think of it as pitching your case to someone who doesn’t know your home or your neighborhood. Here’s how to do it:

1. Be Organized and Prepared

Create a file or presentation that clearly lays out all your evidence. Include photos of damage, comps, and any relevant documents like appraisals. Make it easy for the reviewer to follow your argument.

2. Stick to the Facts

Leave emotions at the door. When presenting your case, focus solely on the evidence. Discuss your comps, the condition of your home, and why the appraisal district’s value is too high. This is not the time to mention your personal finances or how much your tax bill stresses you out.

3. Stay Polite and Professional

Remember that the people reviewing your protest are just doing their jobs. Keep your tone professional and polite throughout the process. You’re more likely to have a positive outcome if you remain calm and collected.

3 Common Mistakes (and How to Avoid Them)

Filing a property tax protest in Texas can be overwhelming, and making mistakes can reduce your chances of success. Let’s look at three common mistakes and how you can avoid them.

1. Mistake: Not Filing on Time

The deadline for filing a property tax protest in Texas is usually May 15th or 30 days after your appraisal notice is mailed (whichever is later). Missing this deadline means you’ll lose your chance to appeal for that year.

Solution: As soon as you receive your appraisal notice, mark the protest deadline on your calendar or set a reminder. File your protest as early as possible to avoid missing the deadline.

2. Mistake: Not Having Enough Evidence

Going into the protest hearing with little to no evidence is a surefire way to lose your case. You need solid documentation to back up your claim.

Solution: Spend time gathering comps, documenting damage, and getting repair estimates. A few hours of research can save you hundreds or even thousands on your tax bill.

3. Mistake: Comparing Your Home to Inappropriate Comps

Not all homes are created equal, and the comps you choose can make or break your case. Using homes that are significantly different from yours (e.g., bigger, newer, or more updated) won’t help your argument.

Solution: Focus on homes that are similar in size, age, and condition. Make sure your comps are from recent sales in your neighborhood to ensure their accuracy.

Consider Working with Abode

The property tax protest process can feel daunting, especially if you're doing it for the first time. But don’t worry—Abode is here to help! Whether you need assistance gathering evidence, submitting your protest, or understanding the appeals process, we’ve got your back. Our expert team knows Texas property taxes inside and out, and we’re committed to helping you lower your tax bill and keep more money in your pocket.